8355 Greenbrook Pkwy · Southaven, MS 38671

$180,000

4 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 275 Days on market

Built 1976 8,276 sqft lot $157/sqft · at area comps Est $228k · 21% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

Key facts

• Cozy gas fireplace
• Close to schools
• Close to dining

Tags

• GREENBROOK SUBDIVISION
• COZY GAS FIREPLACE
• WELL-APPOINTED KITCHEN
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.2% in Southaven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#107 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 196 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $60k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $180k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $227,950
• List price: $180,000
• Delta: -21.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8512 Bridgewood Dr	0.31mi	3/2.0 (-1)	1,115 (-3%)	0mo	$179,000	$161	75
708 Thornwood Dr	0.23mi	3/2.0 (-1)	1,202 (+5%)	4mo	$218,000	$181	73
8615 Bridgewood Dr	0.34mi	3/1.5 (-1)	1,161 (+1%)	6mo	$195,000	$168	70
864 Hackberry Dr	0.29mi	3/2.0 (-1)	1,102 (-4%)	6mo	$209,900	$190	70
8644 Woodbine Dr	0.33mi	3/2.0 (-1)	1,189 (+4%)	8mo	$160,000	$135	68
783 Whitehall Pl	0.26mi	3/1.5 (-1)	1,123 (-2%)	20mo	$199,900	$178	61
8103 Long Branch Dr	0.41mi	3/2.0 (-1)	1,120 (-2%)	16mo	$210,000	$188	58
8140 Long Branch Dr N	0.42mi	3/2.0 (-1)	1,174 (+2%)	17mo	$224,900	$192	58
717 Valley Springs Dr	0.19mi	3/2.0 (-1)	1,298 (+13%)	12mo	$224,900	$173	54
830 Pinestone Pl	0.26mi	3/2.0 (-1)	1,282 (+12%)	12mo	$235,000	$183	54
8140 Leaf Cv	0.49mi	3/2.0 (-1)	1,120 (-2%)	21mo	$204,900	$183	50
815 Valley Spring Dr	0.26mi	3/1.0 (-1)	1,274 (+11%)	17mo	$205,000	$161	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,507
• Equity at exit: $26,839

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,765
• Equity at exit: $15,563

Cash invested: $50,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38671

• Home prices YoY: -18.2%
• Rents YoY: 3.2%
• Active inventory: 196
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$944
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $194

Break-even live

Break-even rent $1,432

Max offer price $180,000

Occupancy floor 83%

Sensitivity live

Price	-10% $296	-5% $245	+0% $194	+5% $143	+10% $92
Rent	-10% $62	-5% $128	+0% $194	+5% $260	+10% $327
Rate	-1.0pp $285	-0.5pp $240	base $194	+0.5pp $148	+1.0pp $100

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8375 Old Forge Rd Southaven, MS	3.0	2.0	1080	$1,295	$1.20	5d	1	0.08mi
863 Hackberry Dr Southaven, MS	3.0	2.0	1500	$1,665	$1.11	4d	1	0.32mi
875 Hackberry Dr Southaven, MS	3.0	2.0	1283	$1,525	$1.19	22d	1	0.33mi
845 Rockwall Cv Southaven, MS	3.0	1.5	1229	$1,450	$1.18	44d	1	0.34mi
8743 Greenbrook Pkwy Southaven, MS	3.0	2.0	1229	$1,590	$1.29	22d	1	0.37mi
970 Millcreek Pl Southaven, MS	3.0	2.0	1253	$1,550	$1.24	15d	1	0.41mi
98 Stonebrook Cv Southaven, MS	4.0	2.0	1451	$1,500	$1.03	44d	1	0.71mi
7711 Iris Cv Southaven, MS	3.0	2.0	1284	$1,710	$1.33	4d	1	0.72mi
8082 Whitebrook Dr Southaven, MS	3.0	1.0	1100	$1,495	$1.36	24d	1	0.79mi
7654 Stonycreek Cv Southaven, MS	3.0	2.0	1293	$1,650	$1.28	22d	1	0.80mi
8254 Pinebrook Dr Southaven, MS	3.0	1.0	1095	$1,385	$1.26	44d	1	1.02mi
8035 Park Pike Dr Southaven, MS	3.0	2.0	1340	$1,695	$1.26	4d	1	1.11mi
8274 Park Pike Dr Southaven, MS	3.0	2.0	1365	$1,765	$1.29	3d	1	1.13mi
1688 Sarah Ann Dr W Southaven, MS	3.0	2.0	1430	$1,695	$1.19	21d	1	1.23mi
330 Avery Jordan Cv Southaven, MS	3.0	2.0	1221	$1,605	$1.31	5d	1	1.26mi
7896 Nature Walk Dr Southaven, MS	3.0	2.0	1428	$1,705	$1.19	15d	1	1.32mi
371 Alex Cv Southaven, MS	3.0	2.0	1300	$1,595	$1.23	3d	1	1.34mi
1104 Atterbury Cir S Southaven, MS	3.0	2.0	1366	$1,660	$1.22	44d	1	1.37mi
842 Farmington Dr N Southaven, MS	3.0	2.0	1400	$1,595	$1.14	5d	1	1.41mi

Listing history 30 events

1. 2026-06-21
   days on market $180,000 Active 275 DOM
2. 2026-06-18
   days on market $180,000 Active 272 DOM
3. 2026-06-17
   days on market $180,000 Active 271 DOM
4. 2026-06-16
   days on market $180,000 Active 270 DOM
5. 2026-06-15
   days on market $180,000 Active 269 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 267 DOM
7. 2026-06-10
   days on market $195,000 Active 264 DOM
8. 2026-06-09
   days on market $195,000 Active 263 DOM
9. 2026-06-08
   days on market $195,000 Active 262 DOM
10. 2026-06-07
    days on market $195,000 Active 261 DOM
11. 2026-06-03
    days on market $195,000 Active 257 DOM
12. 2026-06-02
    days on market $195,000 Active 256 DOM
13. 2026-06-01
    days on market $195,000 Active 255 DOM
14. 2026-05-31
    days on market $195,000 Active 254 DOM
15. 2026-05-02
    price $199,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

16. 2026-04-08
    price $205,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

17. 2025-10-28
    price $210,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

18. 2025-10-21
    price $213,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

19. 2025-10-10
    price $220,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

20. 2025-09-29
    price $230,000 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

21. 2025-09-19
    listed $240,000 Active 706-char remark

    Show marketing remark (706 chars)

    Welcome to your new home in the desirable Greenbrook subdivision of Southaven, MS! This charming 4-bedroom, 2-bathroom property is perfect for families looking for comfort and convenience. The spacious living room features a cozy gas fireplace, ideal for relaxing evenings and creating a warm ambiance. The kitchen is well-appointed and ready for your culinary adventures. The home boasts four generously sized bedrooms, providing ample space for everyone. The two full bathrooms are well-maintained and offer functional layouts. Located in a friendly and established neighborhood, this home is close to schools, shopping, and dining. Don't miss the opportunity to make this wonderful property your own!

22. 2021-10-11
    historical
23. 2008-07-29
    soldstatus
24. 2008-07-29
    soldstatus $63,000
25. 2008-07-03
    historical
26. 2007-11-30
    listed $62,900
27. 2007-11-30
    listed $62,900
28. 2003-10-24
    soldstatus
29. 2003-05-03
    listed $79,900
30. 2002-05-02
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,347 · $112/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: +$75/yr (+$6/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,132
• − Mortgage interest: −$10,083
• − Property taxes: −$1,347
• − Insurance: −$900
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,236
• Taxable loss: −$655
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $2,487/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Southaven

• Score: 65/100
• State rank: #107
• US rank: #12584

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southaven, MS
• County: DeSoto County · 176,513 people
• City population: 53,755
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 37,319
• Household income: $61,843
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1583.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 42% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.08%
• Current HPI: 220.7875
• Rent YoY: ▲ 3.20%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+121.4% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $199,000 MLSU
• 2026-04-08 Price Changed $205,000 MLSU
• 2025-10-28 Price Changed $210,000 MLSU
• 2025-10-21 Price Changed $213,000 MLSU
• 2025-10-10 Price Changed $220,000 MLSU
• 2025-09-29 Price Changed $230,000 MLSU
• 2025-09-19 Listed $240,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2008-07-29 Sold (MLS) $63,000 Memphis Area Association of Realtors(R) MLS
• 2008-07-29 Sold (MLS) — MLSU
• 2008-07-03 Delisted — Memphis Area Association of Realtors(R) MLS
• 2007-11-30 Listed $62,900 Memphis Area Association of Realtors(R) MLS
• 2007-11-30 Listed $62,900 MLSU
• 2003-10-24 Sold (MLS) — MLSU
• 2003-05-03 Listed $79,900 MLSU
• 2002-05-02 Listed $89,900 MLSU

Property tax history

+1.6%/yr

Latest (2025): $1,347 · +10.1% YoY. Source: county tax records.